Briefly about the main thing
- A standard project costs 40-60% less than a custom-made one and is ready for construction in 1-3 weeks.
- An individual project is developed within 2-6 months and fully takes into account the terrain, orientation, and customer requirements.
- In Georgia, construction standards are governed by Technical Regulation No. 57 (2017) and SP 20.13330.2017 (loads and impacts).
- The cost of developing an individual project in Tbilisi: from 15 USD/m² of total area.
- Up to 70% of buyers of standard designs subsequently make changes, which increases the cost of construction.
Standard house design: what it is and when it is suitable
A standard project is a ready-made design documentation for a house, developed without reference to a specific site and can be reused. The cost of a standard project in Georgia starts from USD 500-1,500 per set of documentation (data: Tbilisi design organization market, 2024-2025).
Standardized solutions emerged as a response to mass demand: architectural firms develop a project once and then sell it to multiple clients at a reduced price. The buyer receives a complete package—architectural drawings, a structural design, and material specifications. However, aligning the project to a specific site requires the separate work of a surveyor and designer.
What is included in a standard project?
A standard project package includes: an architectural section (plans, facades, sections), a structural section (foundations, floors, roofing), and engineering diagrams (electrical, water supply, and sewerage). According to Georgian legislation, obtaining a construction permit requires the project to be site-specific, taking into account the geological conditions of the site.
Advantages and limitations of a standard design
The main advantage is speed: you can purchase and begin construction within 1-4 weeks. Savings during the design stage range from 40-70% compared to a custom order. However, standard designs don’t take into account the shape and topography of the specific site, the wind pattern and solar exposure of your specific location, local geological conditions (soil, groundwater level), neighboring neighborhoods, and views.
“A standard design is a good starting point, but not a final solution. Given Georgia’s mountainous and foothill terrain, it’s literally impossible to guarantee the safety of a building without adapting the design.” – designer, 18 years of experience.
| Topic | Content |
|---|---|
| Custom house design | Developed from scratch for a specific client, site, and budget, this is fundamentally different from a modified standard solution. |
| Development period | A complete set of design documentation is prepared within 2 to 6 months, depending on the complexity of the project and the speed of approvals. |
| When a project is mandatory | Individual design is necessary for non-standard sites: slope greater than 15%, site width less than 8 m, proximity to water protection zones or protected areas. |
Full cycle of individual design
The process consists of several stages: geodetic survey of the site (3-7 days), geological survey (7-14 days), development of an architectural concept (2-4 weeks), detailed design (4-10 weeks), and municipal approval. Each stage generates the documentation necessary for the next—not a single one can be skipped.
Cost of custom design in Georgia
Prices for custom design in Georgia vary: economy – from 8-12 USD/m², standard – 15-25 USD/m², premium – from 30 USD/m² and up. For a 200 m² house, a complete set of design documentation will cost 3,000-6,000 USD. Geological surveys are charged separately: from 800 to 2,500 USD, depending on the depth and number of boreholes.
“Clients who skimp on the design end up paying double on construction. Reworking an incorrectly calculated foundation costs more than the entire project.” – architect, designer of over 60 private homes in Kakheti and Kartli.
Comparison table: standard vs. custom project
| Parameter | Standard design | Individual project | Adapted standard | When to choose |
|---|---|---|---|---|
| Design cost | 500–1500 USD | 3000–8000 USD | 1500–3500 USD | Typical – tight budget, flat area |
| Deadline until the start of construction | 1–4 weeks | 2–6 months | 3–8 weeks | Individual – difficult terrain, VIP request |
| Taking into account the site’s relief | No | Full | Partial | Adapted – standard layout, non-standard soil |
| Matching your needs | 60–75% | 95–100% | 75–85% | Custom – unique layout requirements |
| Risk of modifications at the construction site | High (up to 30% of the budget) | Short | Average | Typical – only on leveled areas with typical soil |
| Possibility of coordination in Tbilisi’s historical zones | Difficult | Full | Partial | Individual – objects in protected areas |
| Seismic resistance (9-point zone) | Needs verification | It is recalculated | Requires recalculation | Only individual – slopes, filled soils |
How to choose a house design in Georgia: regional specifics
Georgia is located in a seismic zone with a magnitude of 8-9 on the MSK-64 scale—this is a key factor in choosing the project type. According to SP 14.13330.2022 “Construction in Seismic Areas,” design solutions must be supported by calculations for each specific site, including slopes, filled soils, or proximity to ravines.
- Tbilisi and its suburbs
Tbilisi is located in a complex geomorphological context: hilly terrain, heterogeneous soils, and landslide-prone zones. The Saburtalo, Gldani, and Vake districts require mandatory geological surveys before selecting a foundation type. Using a standard design without reference here is fraught with real structural risks.
- Kakheti: flat areas
In the flat Kakheti region (Alazani Valley), standard designs are more widely applicable: the soils are relatively uniform and the slopes are gentle. However, seismicity must be taken into account—the region is classified as an 8-point earthquake zone. Standard designs for this region must include seismic resistance calculations in accordance with SP 14.13330.2022.
- Adjara and Western Georgia
Batumi and the coast: high humidity, aggressive marine environment, strong wind loads. According to SP 20.13330.2017 “Loads and Impacts,” the coastal areas of Adjara belong to wind zone III-IV. Standard designs developed for inland regions do not take coastal wind loads into account; adaptation is necessary.
- Mountain areas (Svaneti, Kazbegi, Racha)
Mountainous areas require exclusively customized designs: snow loads according to SP 20.13330.2017 in Georgia’s high-mountain regions reach snow zone IV-V, which is many times higher than the calculations for standard lowland designs. Using an unadapted standard design in the mountains is a direct violation of technical regulations.
How to Use a Standard House Design Wisely
Proper use of a standard design requires three mandatory steps: a geodetic survey of the site, geological investigations, and site alignment by a licensed designer. Without these steps, a standard design becomes a source of problems.
Linking the project to the site: what is included
The tie-in process involves adapting the foundation to actual soil conditions, recalculating snow and wind loads based on the actual location, and adjusting utility plans to match the actual connection points. The cost of tie-in ranges from $300 to $1,200, depending on the scope of the changes. Skimping on tie-in is not an option: the designer is responsible for the calculations.
When a standard design cannot be used
A standard design is not applicable in the following cases: site slope greater than 20%, presence of filled or soft soils, proximity to landslide zones, location in protected historical zones, or non-standard site dimensions (width less than 6 m). In these cases, cutting corners on design will result in alterations during construction.
How to get the most out of your custom home design
The effectiveness of a custom project is determined by the quality of the technical specifications (TS) – the more precisely the client formulates the requirements, the more accurately the architect will implement them in the design. Preparing the TS takes 1-3 meetings with the architect and includes: family composition and age, functional requirements for each room, style and material preferences, construction budget, and construction order (first stage, second stage).
Stages of working with an architect
- Pre-project analysis: site visit, document review, discussion of technical specifications
- Concept: 2-3 layout options for the customer’s consideration
- Sketch design: the final version in detail
- Working project: a complete set of documentation for construction and approval
How to control your budget when designing a custom home
Budget control begins at the concept stage: an experienced architect provides a preliminary estimate at the sketch stage, allowing for adjustments before the detailed design process begins. It is recommended to set a maximum construction budget in the contract with the designer – this ensures disciplined design decisions.
Important details: what you need to know before choosing a project
- A construction permit in Georgia is mandatory for buildings with an area of more than 50 m² or a height of more than 5 m, according to the Law of Georgia “On Permits” N 553 (2005, as amended).
- Geological surveys are not required by law, but the lack of soil data is grounds for denial of property insurance.
- The seismic zone of most of Georgia is 8-9 points, standard projects from other regions (Russia, Belarus, Ukraine) are not automatically adapted to Georgian seismicity.
- Tbilisi’s historic districts (Old Tbilisi, Mtatsminda, and part of Vake): the project must be approved by the Georgian Agency for Cultural Heritage Preservation, which requires an additional 2-4 months and special requirements for the facades.
- Translation of design documentation : If a design developed outside of Georgia is used, it is necessary to adapt it to Georgian standards and translate the documentation into Georgian for submission to the municipality.
An alternative point of view
Some market experts believe that the rigid dichotomy between standard and custom designs is outdated. They believe the modern approach is parametric design based on typological prototypes: the architect takes a proven layout and adapts it completely to a specific site, reducing design time by 1.5-2 times while maintaining individuality. The cost of this approach is intermediate between a standard and a fully custom design. This option is gaining popularity in Tbilisi and Batumi, especially in the 150-300 m² cottage segment.
About Realux: Turnkey design and construction in Georgia
Realux is a team of architects, designers, and builders who accompany clients from concept to delivery. We work throughout Georgia: Tbilisi, Batumi, Kakheti, Mtskheta, and the mountainous regions.
What we do for you:
- Free initial consultation – site visit, document review, preliminary budget assessment, no obligation.
- Selecting the optimal solution – a standard design with adaptation, development of a custom project, or parametric design based on proven designs.
- Full support – from geological surveys to obtaining construction permits and commissioning the facility.
- Transparent estimate – we fix the cost at every stage, without hidden fees.
- Author’s supervision – the project architect personally supervises the construction.
Realux works with private clients, investors, and developers. It has completed over 80 projects in Georgia.
Submit a request on realux.site – we’ll respond within 2 hours during business hours and schedule a convenient consultation. The first step toward your new home is free.
Construction regulations in Georgia: What governs your project?
Private home construction in Georgia is regulated by three key documents, knowledge of which protects the client. Georgian Technical Regulation No. 57 (2017) establishes requirements for building structures and materials within the country.
SP 14.13330.2022 – Construction in seismic areas
This standard defines requirements for building structural systems depending on the seismic hazard of the area. For most of Georgia, the estimated seismicity is 8-9 points, which requires special structural measures: anti-seismic belts, restrictions on the length of load-bearing walls without tie-off, and requirements for foundations on soft soils.
SP 20.13330.2017 – loads and impacts
The standard governs the calculation of snow, wind, and ice loads. Georgia’s mountainous regions fall into snow zones IV-V and wind zones III-IV—this is crucial when adapting any standard design. Standard designs developed for snow zone II (Central Russia) lack sufficient bearing capacity for Georgia’s mountainous regions.
Law of Georgia “On Permits” N553
The process for obtaining a building permit includes submitting an application to the municipality, checking for compliance with urban planning regulations, and obtaining approval from specialized agencies (if necessary). The approval process takes 20-30 business days for standard projects.
How to choose an architect or design firm in Georgia
Choosing a designer in Georgia begins with checking their license: architectural practice is regulated by the Chamber of Architects of Georgia, membership in which confirms a specialist’s qualifications. You can check a valid license on the Chamber’s website.
Design organization evaluation criteria
Evaluate based on the following parameters: a portfolio of completed projects in your region (not just renderings, but completed homes), experience working with the region’s challenging geological conditions, the presence of an in-house designer (not a subcontractor), willingness to provide contact information for previous clients, and a transparent contract with fixed costs for each stage.
Red flags when choosing a designer
Refuse to cooperate if: the designer offers a price below market without explanation, refuses geological surveys (“no need, I know everything here”), does not show completed projects, proposes to begin construction before obtaining permission, does not include author supervision in the services.
FAQ: Questions about choosing a house design in Georgia
Is it possible to build a house in Georgia without a project?
Without design documentation, construction of houses larger than 50 square meters is prohibited. A building permit is required, which requires a full set of documentation. Houses up to 50 square meters in size on private land are built upon notification, but the lack of a design carries risks with subsequent sale, insurance, and connection to utility networks.
How much does it cost to adapt a standard project to a site in Georgia?
The cost of adapting a standard design to the terrain in Georgia ranges from $300 to $1,500, depending on its complexity. This includes a geodetic survey ($150-$400), geological surveys if necessary ($800-$2,500), and the work of a designer to adapt the foundation and structure ($300-$800). The final cost of adaptation often reaches the cost of the standard design itself.
Standard or custom design – which is better for a site with a slope?
For sites with a slope of more than 10-15%, a custom design is preferable in most cases: foundation solutions (pile, stepped strip, slab with a difference in level), retaining walls, and drainage require calculations tailored to specific conditions. Adapting a standard design to a complex terrain is comparable in labor costs to developing a new one and is no less expensive.
How to check whether a standard design is suitable for a site in a seismic zone?
To verify the design, you must request a seismic resistance calculation from the vendor of the standard design in accordance with SP 14.13330.2022, indicating the design seismicity for which the calculation was performed. If the design’s design seismicity is lower than the actual seismicity of your site, the design requires structural adaptation. Engage an independent designer for verification.
What documents are needed to obtain a construction permit in Tbilisi?
To obtain a building permit for a private home in Tbilisi, you will need: land title documents, a topographic plan, an architectural design (facades, layouts, sections), a structural section with calculations, engineering sections (EOM, VK), and a landscaping plan for the adjacent territory. In historical areas, approval from the Agency for the Protection of Cultural Heritage is additionally required.
Is a standard or custom project cheaper in the end?
A standard design is cheaper at the design stage, but the total cost, taking into account the project’s specifications, possible changes during construction, and alterations, can exceed the cost of a custom design by 15-25%. A custom design is more expensive to design, but provides a more predictable construction budget: an estimate based on a precise design deviates from the actual cost by 5-10%, compared to 20-30% for a non-adapted standard design.
Is it possible to change the layout of a standard project to suit your needs?
Changes to the standard design are possible, but if a certain volume is exceeded (moving load-bearing walls, changing the area, adding floors), this essentially means developing a new design from scratch. Minor changes—partitions, doorways, and finishes—are made during the initial design phase. Changes to the structural layout, area by more than 10%, or the number of floors will require a new structural calculation, which will bring the cost closer to a custom design.
